Density Bonus and Inclusionary Housing Plan
236 North Central Avenue
Glendale, CA 91203
August 4, 2025
Jamas Gwillia & Merlone Geier
c/o Reece Petterson
5790 Fleet Street, Suite 140
Carlsbad, CA 92008
City of Glendale Community Development Department
Housing Division
141 North Glendale Avenue, Room 202
Glendale, CA 91206
CC_10212025_Exhibit 13 - Density Bonus Housing Plan
Number of Dwelling Units Proposed:
Reece Petterson (“Applicant”) has proposed the development of a new 8 -story 655,418 square feet density bonus mixed -use development consisting of 682 multi -family residential dwellings units (the “Project”). The Project will provide a total of seventy-two (72) affordable units (14% or 67 units reserved for very low and 1% or 5 units reserved for low-income).
Maximum Number of Units Permitted per Glendale Municipal Code (‘GMC”):
The Project is located in the Downtown Specific Plan / Orange Central (“DSP -OC”) zone. The Project site (APNs: 5642 -015-045, 5642-015-056, 5642-015-057, and 5642 -015-058) has a lot area of 207,029 square feet. Site zoned in the DSP -OC zone is permitted 100 units per acre, which permits a total of four-hundred and seventy-six (476) units (207,029/43,560 = 4.753 x 100 = 475.30 rounded up to 476 units). By right, the Project’s base density is four -hundred and seventy-six (476) units.
Replacement Unit Obligation under the Density Bonus Requirement:
Per State Density Bonus Law (CA Govt Code § 65915, et seq.), an applicant is ineligible for a density bonus or any other incentives or concessions if a project is proposed on a parcel or parcels with rental dwelling units that have been vacated or demolished within a five (5) -year period preceding the project’s development application or have been occupied by lower or very low income households, unless the proposed project replaces those units. Pursuant to CA Govt Code § 65915, if any dwelling units are occupied on the date of a project’s development application, the proposed project is required to provide the same number of units of equivalent size (i.e., the same total number of bedrooms as the units being replaced) as affordable to the same or lower income households in occupancy. If the incomes are unknown to the applicant, there is an established rebuttable presumption per HUD’s Comprehensive Housing Affordability Strategy database.
Using the most recent data (2017 -2021) for Extremely Low, Very Low, and Low Renter households on https://www.huduser.gov/portal/datasets/cp.html and dividing the total households from those three categories (30,270 households) by the total renters within the City of Glendale (48,575 households), this presumption amounts to 62.32% (30,270 / 48,575 = 62.32%) of renter households at or below 80% AMI. Per the Los Angeles County Assessor, there are currently no existing residential dwelling units on the parcel. Therefore, the Project is not subject to the 62.32% presumption set forward by HUD. Applicant meets the replacement obligation per satisfying the requirements under CA Govt Code § 65915.
Amount of Density Bonus Requested:
Applicant is entitled to a 46.25% density bonus by providing sixty-seven (67) units (14 percent of the base density of 476 = 66.64 rounded up to 67) to very low income households. State Density Bonus Law (CA Govt Code § 65915, et seq.) allows up to an automatic 50% density bonus and 3 incentives in exchange for the provision of at least 15% of the base units restricted as rentals for very low -income households. Applicant is requesting a 46.25% density bonus and is requesting to provide sixty-seven (67) units, 14% of the base density, to very low-income households This request complies with State Density Bonus Law, which allows up to a 46.25% density bonus, as well as two (2) incentives or concessions in exchange for the provision of a 14% affordability level of very low -income units. Applicant meets the unit obliga tion under State Density Bonus Law.
Inclusionary Housing Requirement:
Per GMC Chapter 30.35, the Inclusionary Zoning Ordinance (the “IZO”), requires a housing development (a rental development project of eight (8) or more dwelling units proposed to be constructed in the City) to provide 15% of the units as affordable to low -income households. The Project is subject to the IZO.
The Project is required to provide two (2) affordable units to low-income households (15% of the base density of 476 = 71.4 (rounded up to 72)). Under the IZO (GMC 30.35.050(C)), “[t]o the extent required by state law, all affordable units required pursuant to the grant of a density bonus shall count toward the inclusionary unit requirement contained in this chapter. Very low-income density bonus units shall be equivalent to low-income inclusionary units.” Therefore, the Project meets the 14% of the 15% IZO requirement through the requirement to provide sixty-seven (67) affordable units to very low-income households under State Density Bonus Law. The Project must provide 1% of the base density to satisfy the IZO requirement. The Project is providing five (5) units (1% x 476 base density = 4.76 rounded up to 5) for low income households. Thus, meeting the IZO requirement.
Number of Affordable Units meeting Density Bonus and IZO Requirement:
Applicant is required to designate sixty-seven (67) units as affordable to very low income households and five (5) units as affordable to low income households per GMC 30.36 and CA Govt Code § 65915, et seq. The Project will utilize one of its entitled concessions pursuant to the State Density Bonus Law to deviate from the standard requirements regarding the location of affordable units as set forth in the Density Bonus and Inclusionary Zoning Implementation Policies. The Project owes thirty-seven (37) studios and thirty-five (35) one-bedroom affordable units to Housing. Applicant is to work with Housing staff on the selection of the specific designation of affordable units, which will be determined prior to the issuance of any building permits and prior to the execution of the Density Bonus Agreement.
Number and Description of Incentives and Concessions Requested:
By setting aside 14% of the base density to very-low income households, Applicant is entitled to two (2) concessions. Pursuant to GMC 30.36.070A, Applicant has requested two (2) concessions:
Incentives/Concessions:
(1) Deviate from the proportionality requirements of Section 30.35.030. Applicant is requesting to provide thirty -seven (37) studios and thirty -five (35) one -bedroom units. Per Section
30.35.030, the Project was required to provide four (4) studio units, fifty -three (53) one - bedroom units, and fifteen (15) two-bedroom units.
(2) Floor Area Ratio (FAR): Proposed: 656,933 SF / 161,172 SF = 4.07 Required: Max 3.0 FAR.
Applicant has also requested five (5) waivers:
(1) Public Accessible Open Space by 5.3.2: 50% of Common Open shall be publicly accessible. 50% x 32,234.4 SF = 16,117 SF required. Proposed: 13,397 SF concession/waiver required (2) Contiguous Publicly Accessible Open Space (PAOS) by 5.3.2: 85% of the required PAOS must be contiguous - which 85% of 16,117 SF = 13,699.45 SF. Proposed: PAOS is provided in sections of 4,806 SF, 5,160 SF, 1,313 SF and 2,118 SF. None are contiguous with an area of 16,117 SF. Concession/waiver required
(3) Publicly Accessible Open Space (PAOS) by 5.4.2.E.4: "Overhead structures, including canopies, awnings, cantilevered overhangs, or balconies, cannot project greater than 24 inches into the paseo. Proposed: Canopies project greater 24" into the paseo (amoun t TBD and will receive tomorrow, August 5th)
(4) Residential Development Open Space by 5.3.3: 140 SF private outdoor space for each dwelling and live/work units is required - which 140 SF min each unit x 686 units = 95,480 SF.
Proposed: 48,695 SF total
(5) DSP 5.4.2 Paseos by 5.4.2: Required: Building wall height is required to be set back 20 feet at portions of the building at 60 feet and above. Proposed: Paseo width is 20 feet w/ a building wall without the required 20 foot setback at portions of the building 60 feet and above.
Amount of Parking Concessions Requested:
Pursuant to CA Govt Code § 65915(p)(1), an applicant of a housing development meeting the minimum requirements to qualify for a density bonus may apply for a parking concession, inclusive of handicapped and guest parking, pursuant to the following ratios: one (1) on-site parking space per unit for zero (0) to one (1)-bedroom units and one and one-half (1.5) on-site parking spaces per unit for two (2) to three (3) bedroom units. The Project proposes a unit mix of thirty-seven (37) studios (0), four hundred nighty three (493) one (1) bedroom units, one hundred thirty-five (135) two (2) bedroom units, one (1) three (3) bedroom unit and sixteen (16) live/work units. Based on the number of units and bedrooms provided, the parking concession pursuant to CA Govt Code § 65915(p)(1) requires a minimum of seven hundred and fifty (750) residential parking spaces (1 x 546 = 546 and 1.5 x 136 = 204). The Project meets the minimum requirement per CA Govt Code § 65915(p)(1) and proposes to provide seven hundred and fifty (750) parking spaces total. The appl icant is providing nine hundred and thirty (930) total parking spaces. Accordingly, the Project meets the parking requirements under CA Govt Code § 65915(p)(1).
Child Care Space:
Not applicable.
Affordable Housing Commercial Development Impact Fee:
On May 7, 2019, the City adopted a Citywide Affordable Housing Commercial Development Impact Fee, Ordinance No. 5929, codified at GMC 4.11 (collectively, the “CDIF”). The CDIF became effective after a 60-day period on July 7, 2019.
With the exception of hotels, auto dealerships, community land uses which serve the public, and the reconstruction of any building destroyed by fire, flood, earthquake or other act of nature (so long as the square footage does not exceed the square footage before the loss), the CDIF imposes a $4 per square foot fee (per the FY 2025 Citywide Fee Schedule) on all commercial development projects with a gross floor area exceeding 1,250 square feet.
The Project proposes 1,515 square feet designated for restaurant space. Given that the commercial demolition credit exceeds 1,515 square feet, no CDIF is owed by the Project.
Note About Required Condition: The Project is conditioned on Applicant complying with CA Govt Code § 66300.